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Statement of Consistency and Planning Report

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Statement of Consistency and Planning Report Statement of Consistency and Planning Report In respect of Proposed Student Accommodation Development at The Former Victor Motors Site, Goatstown Road, Dublin 14 Prepared for Orchid Residential Ltd. by John Spain Associates September 2020 39 Fitzwilliam Place, Dublin 2 Telephone: (01) 662 5803 E-mail [email protected] September 2020 Statement of Consistency TABLE OF CONTENTS 1.0 INTRODUCTION ....................................................................................................... 1 2.0 DEVELOPMENT DESCRIPTION............................................................................... 4 3.0 NATIONAL AND REGIONAL PLANNING POLICY................................................... 8 4.0 LOCAL PLANNING POLICY ................................................................................... 10 5.0 APPROPRIATE ASSESSMENT .............................................................................. 34 6.0 CONCLUSIONS ...................................................................................................... 50 APPENDIX 1 APPENDIX 2 LIST OF FIGURES Figure 1 – Overall Site Layout ................................................................................................................. 2 Figure 2 - Extract from map within the Urban Design Statement prepared by Reddy Architecture 15 Figure 3 - Section showing the Goatstown Rd frontage of the site ....................................................... 16 Figure 4 - View from the subject site to the brick elevation of Trimbleston on the northern boundary of the site ................................................................................................................................................... 17 Figure 5 - Design evolution diagrams showing the break and built form and massing and built form of the building ............................................................................................................................................ 19 Figure 6 – Urban Design Manual 12 criteria.......................................................................................... 24 Figure 7 - Distances from the site to neighbouring development .......................................................... 25 Figure 8 - Core Strategy Map ................................................................................................................ 35 Figure 9 – Land Use Zoning .................................................................................................................. 41 LIST OF TABLES Table 4.1 – Evaluation of the proposed development in terms of relevant county plan development management policies for housing .............................................................................. 36 Table 4.2 – Evaluation of the proposed development in terms of relevant Community Policies 37 Table 4.3– Evaluation of the proposed development in terms of relevant Transport Policies ... 38 Table 4.4– Evaluation of the proposed development in terms of relevant Sustainability Policies ............................................................................................................................................................... 39 Table 4.5– Evaluation of the proposed development in terms of relevant Design Objectives ... 40 Table 4.6 - Evaluation of the proposed development in terms of the LAP’s relevant objectives for population and housing ...................................................................................................................... 41 Table 4.7– Evaluation of the proposed development in terms of the LAP’s overall Sustainability ............................................................................................................................................................... 45 Table 4.8– Evaluation of the proposed development in terms of the LAP’s overall Transport and Service Infrastructure ......................................................................................................................... 46 Table 4.9– Evaluation of the proposed development in terms of the LAP’s relevant objectives for urban design ........................................................................................................................................ 47 John Spain Associates Planning & Development Consultants ii September 2020 Statement of Consistency 1.0 INTRODUCTION AND SITE DESCRIPTION 1.1 On behalf of the applicant, Orchid Residential Limited, this Statement of Consistency with Planning Policy has been prepared to accompany this planning application to An Bord Pleanála in relation to a proposed strategic housing development at the car sales premises currently known as Vector Motors (formerly known as the Victor Motors), Goatstown Road, Dublin 14. 1.2 In summary, the proposal will comprise a purpose-built student accommodation scheme of 239 no. student bed spaces and associated amenity space across 3 no. blocks ranging from 4 no. storeys to 6 no. storeys. The development includes internal and external amenity spaces in the form of an external courtyard, ground floor lounge area and study spaces and 2 no. roof gardens, all at a highly accessible location which benefits from proximity to University College Dublin (UDC), c. 800 metres west of the site. 1.3 UCD is the second largest university in Ireland; with c. 33,285 students studying on its 133-hectare grounds. Students attend from all over the country and abroad as UCD is ranked within the top 1% of higher education institutions internationally. 1.4 In addition to the variety of courses provided at undergraduate and postgraduate levels, UCD houses over 120 sports clubs and societies, woodland and sports pitches, gyms, multiple student centres and an extensive range of amenities for its students. 1.5 The percentage of students living in rented private accommodation has been declining from 37% in 2013 to 23% in 2016. This is due to the additional provision of purpose built student accommodation provided. The subject proposed accommodation benefits from its close proximity to UCD, reducing commuting times and allowing students to better utilise the range of facilities provided in both UCD and within the proposed accommodation. It has been shown that students in these types of student accommodation spend 25-30% more time engaged in extra-curricular activities within the college. 1.6 This planning report and consistency with planning policy statement, prepared by John Spain Associates, demonstrates that the proposal is consistent with the relevant national planning policy, guidelines issued under Section 28 of the Planning and Development Act 2000 (as amended), and with local planning policy other than in relation to height (and Part V) as addressed in the Statement of Material Contravention. It should be read in conjunction with the accompanying detailed documentation prepared by Reddy Architecture and Urbanism, Ronan MacDiarmada Landscape Architects and Barrett Mahony Consulting Engineers and other specialist consultants. 1.7 For details of consistency with the quantitative standards for student accommodation and the Dun Laoghaire Rathdown County Development Plan 2016-2022 please refer to the Housing Quality Assessment Schedule prepared by Reddy Architecture and Urbanism. 1.8 This application is accompanied by a comprehensive range of documentation which specifically seeks to address the requirements of the Planning and Development (Housing) and Residential Tenancies Act 2016, the Planning and Development (Strategic Housing Development) Regulations 2017, and items raised by the Planning Authority during pre-application discussions and the relevant sections of the Dun Laoghaire Rathdown County Development Plan 2016-2022 as well as the Goatstown Local Area Plan 2012. John Spain Associates Planning & Development Consultants 1 September 2020 Statement of Consistency Figure 1 – Overall Site Layout Source: Reddy Architects Site Description 1.9 The subject site is located on Goatstown Road, Dublin 14. The site exists at present as a car showroom and associated car park. The site accommodates a part 1 part 2 storey, flat roofed, car showroom building located in the north-eastern corner of the site. The remainder of the site is tarmacked and provides parking and display spaces for car sales. There is no landscaping or planting on the site. 1.10 The site is typically well lit at night for security reasons. The boundary of the site comprises block and stone walls to the east and south respectively. Screen planting existing on the adjoining sites on the opposite side of the walls. A low stone clad wall with fence above provides the boundary line to the north adjacent to the Trimbleston scheme. Three vehicle access points are currently available to the site from Goatstown Road. 1.11 The site extends to approximately 0.39 hectares and is under ownership of the applicant. A small portion of the site extends into the public domain of Dun Laoghaire Rathdown County Council where service connection works are required. A letter of owners consent accompanies the application from the Council with respect to these works. Surrounding Area 1.12 The site is bound by residential buildings to the north and east with a two storey neighbourhood centre located adjacent to the southern boundary of the site. The John Spain Associates Planning & Development Consultants 2 September 2020 Statement of Consistency neighbourhood centre comprises ground floor retail spaces, a café, bike repair shop and clothing shop. The upper level comprises
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